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Application Officers Report Application 18/01134/OOBC Details of Application: Out of Borough Consultation Outline planning permission for up to 1,000 new homes; an 80 bed extra care facility as part of the affordable housing provision; a new 2 form entry primary school (D1); expansion land for Park House Academy School; a local centre to comprise flexible commercial floorspace (A1-A5 up to 2,150sq m, B1a up to 200sq m) and D1 use; the formation of new means of access onto Monks Lane; new open space including the laying out of a new country park; drainage infrastructure; walking and cycling infrastructure and other associated infrastructure works. Matters to be considered: Access. West Berkshire Council contact: Jake Brown Ref: 18/00764/OUTMAJ Please note the decision on this application is made by West Berkshire Council Date Registered 11 April 2018 (Subject to three year condition) Location: Address: Sandleford Park Monks Lane Newbury Berkshire Ward: Parish: OS: 446852 164462 Applicant: Bloor Homes And Sandleford Farm Partnership Case Officer: Katherine Fitzherbert-Green 01256 845716 RECOMMENDATION: It is RECOMMENDED that NO OBJECTION BE RAISED. Planning Policy The application comprises a consultation to a planning application submitted to West Berkshire Council for determination. The development plan for BDBC, comprising the Basingstoke and Deane Local Plan 2011-2029, as well as relevant Supplementary Planning Documents and Guidance (SPDs and SPGs) and interim planning guidance, are therefore not applicable. Reference is made only to the National Planning Policy Framework (NPPF) (July 2018). National Planning Policy Framework (NPPF) (July 2018) Section 2 (Achieving sustainable development) Section 5 (Delivering a sufficient supply of homes) Section 8 (Promoting healthy and safe communities) Section 9 (Promoting sustainable transport) Section 11 (Making effective use of land) Section 12 (Achieving well-designed places) Section 14 (Meeting the challenge of climate change, flooding and coastal change) Section 15 (Conserving and enhancing the natural environment) Section 16 (Conserving and enhancing the historic environment) Description of Site The application site comprises an area of approximately 114 hectares of agricultural land bounded to the north by Monks Lane and Newbury Rugby Club with residential land beyond. Monks Lane connects to the A339 Newtown Road in the east to the A343 Andover West at Wash Common. Newbury College is adjacent to the eastern corner of the site, with Sandleford Priory located beyond on the eastern side of the A339. The western boundary is formed by Park House School with the southern boundary formed by hedgerows, tree belts and the River Enborne with agricultural land and dispersed residential development beyond. The boundary between the application site and New Warren Farm is defined by hedgerows and tree belts. The application site is in agricultural use and contains several areas of ancient woodland dispersed throughout the site. The site has undulating topography, and generally slopes north to south towards the River Enborne. It contains a central valley which runs north-west to south-east through the site. Proposal This outline planning application seeks permission for development across approximately two thirds of the wider Sandleford Strategic Site Allocation as allocated under Policy CS3 of the West Berkshire Core Strategy. The application considers the principle of development and access only with all other matters reserved. The development is to comprise: up to 1,000 new homes; an 80 bed extra care facility as part of the affordable housing provision; a new 2 form entry primary school (D1); expansion land for Park House Academy School; a local centre to comprise flexible commercial floorspace (A1-A5 up to 2,150sq m, B1a up to 200sq m) and D1 use; the formation of new means of access onto Monks Lane; new open space including the laying out of a new country park; drainage infrastructure; and walking and cycling infrastructure and other associated infrastructure works. Consultations Environmental Health - No objection. BDBC Highways - No objection. Biodiversity – Comments that would expect to see a full Environmental Impact Assessment with the application. Public Observations None received. Relevant Planning History 18/01133/OOBC Outline application for up to 500 new homes, Pending determination including 40% affordable, a 1 form entry primary school with land for its expansion to 2 form entry, replacement and/or expansion land for Park House Academy School, extra care elderly units as part of the affordable housing provision, access from Warren Road and emergency access from Kendrick Road, a recreational facility for families of children with special needs, green infrastructure including children's play areas and informal open space, pedestrian and cycle links through the site, sustainable drainage and other infrastructure. All matters reserved. West Berkshire Council contact: Jake Brown Ref: 18/00828/OUTMAJ Please note the decision on this application is made by West Berkshire Council 17/03399/OOBC Outline planning permission for up to 1000 new No further 20.12.2017 homes (Use Class C3); an 80 bed care housing action facility (use class C2) as part of the affordable housing provision; a new 2 form entry primary school(use class D1); a local centre to comprise flexible commercial floorspace (retail falling into use classes A1-A5 up to 2150sqm and business falling into use class B1a up to 200sqm); the formation of new means of access onto Monks Lane; new open space including the laying out of a new country park; drainage infrastructure; walking and cycling infrastructure and other associated infrastructure works. Matters to be considered: access 15/04290/OOBC Outline planning permission for up to 2000 new No further 16.11.2017 homes (C3); 80 bed extra care housing (C2); a action local centre to comprise flexible commercial floor space (Retails A1-A5 up to 2,150 sqm, business B1a up to 200 sqm) and community uses (D1), 2 No two form entry primary schools (D1), the formation of new means of access onto Monks Lane, Warren Road (to include part demolition of Park Cottage) and Newtown Road, Green Infrastructure comprising of the laying out of open space including a country park, drainage infrastructure, walking and cycling infrastructure and other associated infrastructure - with access only to be considered at this stage; and (2) detailed proposal for 337 of those dwellings on parcel of land immediately South of Monks Lane. Site Sandleford Park, Newtown Road, Newtown, Newbury - Jake Brown - 15/02300/OUTMAJ 16/00286/OOBC Hybrid application seeks planning permission No further 16.11.2017 for (1) Detailed proposal for 321 dwellings, action associated means of access and green infrastructure (no matters reserved); (2) Outline proposal for a two form entry primary school on a parcel of land immediately South of Monks Lane (all matters reserved) West Berkshire Council contact: Jake Brown Ref: 16/00106/OUTMAJ Assessment This submission is a neighbouring borough consultation with the application site positioned outside of the administrative boundary of Basingstoke and Deane Borough Council. The planning application has therefore been submitted to West Berkshire Council for determination and referred to Basingstoke and Deane Borough Council for comment due to the proximity to the authority boundary. The main issue for consideration is whether the proposal would give rise to any strategic impacts on Basingstoke and Deane Borough. Principle of development The proposed development forms part of a strategic allocation for West Berkshire Council as set out within Policy CS3 of the West Berkshire Core Strategy. The development at Sandleford Park is integral to the implementation of the Core Strategy to provide up to 2,000 new homes and forms a substantial component of the future supply of housing in the District during the Core Strategy period. The new homes are to be delivered in conjunction with a sustainable and high quality mixed use development to include associated infrastructure, a primary school, retail facilities and business employment, green infrastructure and outdoor recreational space. No objection is raised to the principle of the development which would have regard to the requirements of Policy CS3 of the Core Strategy and give rise to no strategic implications to the delivery of development within the BDBC administrative area. It would be for West Berkshire as the determining authority to assess the nature of the development having regard to matters such as affordable housing, housing mix and delivery of associated infrastructure in accordance with other relevant policies of the Core Strategy. Impact on the character of the area/ design Development at Sandleford Park would be visible from within the BDBC area however the wider landscape impact would have been a matter for consideration at the plan-making stage for the Core Strategy. Adoption of the Core Strategy would have accepted an inevitable change in the landscape character. No objection is therefore raised to the impact of the development upon the character of the area with the quantum of development commensurate with that envisaged by the Core Strategy noting that this outline planning application provides consideration for the principle of development and access only with matters of layout, scale and external appearance for determination at the reserved matters stage. Impact on neighbouring amenities The development site has a relationship to existing
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